Indicative CGIKeystone Stoke — Lichfield Street
Hanley, Stoke-on-Trent · Staffordshire, England · ST1
Illustrative, assumptions-based figures. The operator could fail. Resale takes time. Values can fall. Yields and exit pricing are not guaranteed. Capital at risk. Not advice.
An established operator delivers the service under a single lease — the operator manages the building; you hold the title.
Contracted FRI rent from a named, independently-funded operator. Full repairing & insuring: the operator carries repairs, insurance and running costs — your rent is net.
A 250-yr lease, registered in your name — a real asset, not a paper promise.
Why this scheme works.
The pilot. A 70-bed registered care home with full planning consent and a Cabinet-approved development agreement behind it — offered as individually-titled care-home units on one operator FRI lease. Stoke proves the machine before it is cloned across the pipeline.
One registered care home, one FRI lease — the operator runs everything; you hold the title and receive the rent
Independent RICS Red Book valuation, conservatively struck, behind every price — no internal marks
A named, independently-funded operator — independent of the developer, never a newly-formed shell — with Companies House accounts published in the data room before reservations open
The operator's own balance sheet stands behind the rent across its portfolio — your income does not rely on one building's trading alone
New-build to CQC-registrable specification — quality is the asset
Deposits held in SRA-regulated escrow, released only against verified build milestones
The evidence ledger
- DOC 01
Planning consent 71386/FUL
Full planning permission at Lichfield Street, Hanley, for the care home.
- DOC 02
£15m development framework agreement
Cabinet-approved development framework agreement with the City Council.
References quoted from the planning register / executed agreements. Subject to planning where stated.
A city of 258,400 — and a consented site to serve it.
The Potteries conurbation carries a quarter of a million people, an ageing England around it, and a major university teaching hospital in the city — while the national stock of fit-for-purpose care beds runs 55–65,000 short. Stoke is the pilot: consented, agreement-backed, first into the channel.
The ONS projects the UK's 85-and-over population to more than double by 2050 — the slowest-moving, most predictable demand curve in UK real estate.
The Six Towns conurbation plus Newcastle-under-Lyme puts a ~370,000-person catchment around the Lichfield Street site (Census 2021; catchment estimated).
UK care-home occupancy runs at near-record levels (Knight Frank, 2025). Well-run modern homes in strong catchments operate effectively full.
One of the country's largest acute teaching hospitals serves the conurbation — and NHS discharge pathways are a structural source of care-home demand.
The scheme sits inside a £15m development framework agreement approved by the City Council's Cabinet — the public-sector paper trail behind the pilot (see the evidence ledger).
Independent research puts the UK's shortfall of fit-for-purpose beds at 55,000–65,000 (Knight Frank). Stoke's 70-bed home holds full planning consent 71386/FUL — shovel-ready stock against a national gap.
Figures are third-party market data from published sources (ONS Census 2021 and projections, Knight Frank healthcare research as cited on the market page) plus Keystone's own public-record planning references. The 20-minute catchment is an estimate. Not Keystone projections.
The investor case.
The entry unit, held three or five years, exited to an institution — if the exit yield is achieved. Yields can widen as well as compress.
The Stoke worked numbers are shown to certified qualified investors.
Ten-second certification under the UK financial-promotion rules. No obligation.
Resale & exit routes. Exit is never automatic. Two routes out: open-market resale of your titled unit — Keystone maintains a register of qualified buyers — and, where offered on a scheme, an operator/developer buy-back option at a price defined in the reservation pack. The operator could fail. Resale takes time. Values can fall.
Live availability.
Prices are shown to certified qualified investors.
| Unit type | Units | Price (illustrative) | ||
|---|---|---|---|---|
| Standard en-suite care unit | 240 sqft | 42 · 34 available | £——— 🔒 | —.—% |
| Premium en-suite care unit | 280 sqft | 18 · 14 available | £——— 🔒 | —.—% |
| Garden-wing en-suite unit | 300 sqft | 10 · 0 available | £——— 🔒 | —.—% |
From reservation to income.
Off-plan means a gap between exchanging and earning. Here is exactly where your money sits, and when the rent begins.
- 01Reserve
Reservation fee holds your unit.
- 02Exchange
Deposit paid — into SRA-regulated escrow, not to the developer.
- 03Build period
No income yet. Funds release against verified build milestones only.
- 04Completion
Balance paid; the unit is yours, registered in your name.
- 05Lease commences
The operator's FRI lease starts.
- 06Income starts
Contracted rent begins — from lease commencement, not before.
Between exchange and completion your money is held by an SRA-regulated solicitor as stakeholder and you receive no income — the build period is typically 12–24 months. Income begins when the operator lease commences at completion.
This is the pension-relevant product class.
Every unit here is a commercial interest in the registered care home — a CQC-registrable care institution, not a self-contained dwelling — the structure that may fall within HMRC's care-institution exemption for SIPP/SSAS investment. Pension purchases are unfurnished (furniture is taxable in a pension), complete through your scheme administrator rather than online reservation, and proceed only once the written tax opinion is on file and your own provider has accepted the asset.
Walk the eligibility decision tree →Interrogate the scheme.
The key facts, the protections — and an AI assistant that answers only from Keystone's approved data room.
The detail
- Tenure
- 250-year leasehold · individual title within the registered home
- Entity
- SH Care Stoke Limited (Co. 15586538)
- Completion target
- Q4 2027
- Status
- Launching August 2026
A 70-bed registered care home run end-to-end by a named, independently-funded care operator under a single long FRI lease — independent of the developer, never a developer-affiliated shell. The covenant is verified and its Companies House accounts published in the data room before reservations open. You hold the title; the operator carries repairs, insurance and running costs.
Your protections
- Independent RICS Red Book valuation per unit before any price is published
- Deposits held in an SRA-regulated stakeholder / escrow account, milestone-released
- Promoted only to certified HNW / sophisticated / professional / introducer investors (s.21 FSMA)
- Identity and source-of-funds (AML) checks on every buyer — required by law, run on every reservation
- Your certification, declarations and what you were shown are recorded and retained
The data room
Two gates: certify as a qualified investor to see the figures, then accept a confidentiality undertaking to enter the full due-diligence room — titles, leases, covenant and valuations.
Enter the data room →Register to reserveAsk about Stoke
AI assistant — answers only from Keystone's approved data room.
Try asking:
Not advice. Figures indicative, subject to RICS valuation. Capital at risk.
Request the investor pack.
Everything a serious investor asks for, in one reply — within one business day.
Scheme overview & live availability
Unit schedule, status and the build programme.
Lease heads of terms
FRI structure, CPI-linked rent reviews (collared and capped), operator covenant note.
The compliance pack
SRA-escrow deposit route, RICS valuation process, title structure.
A named contact
One person who knows the schemes — never a call centre.
Illustrative, assumptions-based figures. The operator could fail. Resale takes time. Values can fall. Yields and exit pricing are not guaranteed. Capital at risk. Not advice.